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4084 Calliope Ct

4084 Calliope Ct

Redding, CA 96002

$689,000

4 bd · 3 ba · 2,744 sqft · Listed 15d ago

View on Realtor.com →
Low confidence

Year built

1999

Sqft

2,744

Lot sqft

16,988

HOA / mo

$0

Furnished

No

List date

2026-09-14T02:56:07.000000Z

Revenue

Annual revenue

$118,247

ADR

$531

Occupancy

61%

Cleaning fees (12 mo)

$20,855

Confidence

High (86.61), 5 comps

Comp revenue range (p25 / median / p75)

$108,207$112,596$128,642

  • The W Resort Outdoor Kitchen Pool Hot Tub Oasis

    House · 4 bd · 2.5 ba · sleeps 10 · 0.6 mi

    Revenue $140,115ADR $610Occ ≈ 63%4.8★ (37)

    AirbnbVrbo

  • Forest Hill Resort: Heated Pool +Billiards +Trails

    House · 4 bd · 2 ba · sleeps 12 · 0.6 mi

    Revenue $101,430ADR $515Occ ≈ 54%4.9★ (144)

    AirbnbVrbo

  • Pool | HT | Sauna | Gym | Central | Luxe Linens

    House · 4 bd · 3.5 ba · sleeps 8 · 0.7 mi

    Revenue $108,207ADR $500Occ ≈ 59%5★ (49)

    AirbnbVrbo

  • *Oasis Place* game room • heated pool • hot tub

    House · 5 bd · 3 ba · sleeps 12 · 0.7 mi

    Revenue $128,642ADR $592Occ ≈ 60%4.9★ (256)

    AirbnbVrbo

  • La Rinconada Place

    Vacation home · 4 bd · 4 ba · sleeps 8 · 0.7 mi

    Revenue $112,596ADR $509Occ ≈ 61%5★ (2)

    Booking

Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.

Cash flow calculator

Financing

Est. revenue

$118,247

NOI

$69,328

Cash flow /mo

$5,777

Cash needed

$739,560

Cash-on-cash (all cash)

9.4%

ROE (yr 1)

12.2%

Cap rate

10.1%

DSCR

—

Year-1 write-off

$136,779

Year-1 tax shield @ 32%

$43,769

Year-1 return on equity

  • Cash flow (annual)$69,328
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$20,670
ROE12.2%
ROE incl. year-1 tax savings (32% bracket, STR loophole)18.1%
Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$23,649
  • Platform fees (3% of revenue)$3,547
  • Maintenance / capex (5% of revenue)$5,912
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$8,613
  • Insurance (STR-rated)$4,031

Cash needed to close

  • Purchase price (all cash)$689,000
  • Closing costs (4.0%)$27,560
  • Furnishing (bought new)$23,000

Tax savings if the STR loophole applies

  • Tax shield @ 32%$43,769

Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).

The write-off comes from the cost segregation estimate below. Not tax advice.

Cost segregation estimate

An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.

Depreciable basis

$561,000

Short-life (5/15-yr)

$112,000 · 20%

Year-1 deduction

$137,000

Year-1 tax shield @ 32%

$44,000

Land 19% (county tax record, assessed value split) · building $449,000 over 39 years · new furniture $23,000

Based on: 2,744 sq ft, built 1999, 4 bd / 3 ba, unfurnished, listing features (patio, fireplace, stone counters, flooring types).

IRS-guide safe-harbor floor: $107,000 in year 1 (15% short-life, $34,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$92,800

  • Kitchen cabinetsdefault

    $11,800 new × 40% good × 2.18 allocation

    $10,300

  • Kitchen countertops (stone)listing

    $12,100 new × 40% good × 2.18 allocation

    $10,500

  • Decorative trimdefault

    $4,800 new × 40% good × 2.18 allocation

    $4,200

  • Mirrorsdefault

    $500 new × 40% good × 2.18 allocation

    $400

  • Shelvingdefault

    $1,500 new × 40% good × 2.18 allocation

    $1,300

  • Window coverings (27)default

    $6,800 new × 40% good × 2.18 allocation

    $5,900

  • Carpet, vinyl & laminate (100% of floors)listing

    $17,700 new × 40% good × 2.18 allocation

    $15,400

  • Kitchen & laundry equipment plumbingdefault

    $9,200 new × 46% good × 2.18 allocation

    $9,200

  • Kitchen, laundry & data equipment electricaldefault

    $5,600 new × 46% good × 2.18 allocation

    $5,600

  • Appliances (range, microwave, dishwasher, disposal, refrigerator, washer, dryer)default

    $8,100 new × 40% good × 2.18 allocation

    $7,100

  • Furniture bought newlisting

    $23,000 new × 100% good · bought separately

    $23,000
15-year land improvements$42,500

  • Paving: driveway & walks (paved)default

    $13,600 new × 50% good × 2.18 allocation

    $14,800

  • Landscaping (typical)default

    $10,400 new × 50% good × 2.18 allocation

    $11,400

  • Patioslisting

    $12,300 new × 50% good × 2.18 allocation

    $13,400

  • Decks & porches (attached)default

    $2,700 new × 50% good × 2.18 allocation

    $3,000
Building, 39-year$449,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $297,900 new × 55% good × 2.18 allocation

    $356,800

  • Building plumbing & fixturesdefault

    $30,900 new × 46% good × 2.18 allocation

    $31,000

  • Building electrical & lightingdefault

    $32,100 new × 46% good × 2.18 allocation

    $32,100

  • HVACdefault

    $30,900 new × 40% good × 2.18 allocation

    $26,900

  • Fireplacelisting

    $2,600 new × 40% good × 2.18 allocation

    $2,300

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$92,800$42,500$1,400$136,800
2$0$0$11,500$11,500
3$0$0$11,500$11,500
4$0$0$11,500$11,500
5$0$0$11,500$11,500
6+$0$0$401,600$401,600
Total$92,800$42,500$449,100$584,400

Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California and Georgia disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.

Market note

Rules differ by jurisdiction. City of Redding caps whole-home vacation rentals at 400 with a 600 ft spacing rule (300 ft with a physical buffer), and its permit is NOT transferable to a new owner. Shasta Lake city and unincorporated Shasta County allow permitted rentals with no cap found, but permits also do not transfer on sale. Lodging tax ~10% plus a 2% tourism assessment in Redding. Verify parcel eligibility with the city or county before you buy.